-Three proposed Wa state anti-landlord bills;HB 1236, SB 5139, SB 5160 Eviction Ban Bill -SB 5160 also mandates that housing providers renew any rental agreement or month-to-month tenancy for 2 years after the end of the emergency period ends, unless the property owner sells the unit, or moves into the unit themselves. 

The Anti-Eviction Act, N.J.S.A. 2A:18-61.1, and the Summary Dispossession Act, N.J.S.A. 2A:18- 53, provide the following grounds for the removal of tenants that may constitute emergent circumstances justifying an LT trial:• Disorderly tenant (N.J.S.A. 2A:18-53(c) or 2A:18-61.1(b));• Willful or gross negligent damage to premises (N.J.S.A. 2A:18-53(c) or2A:18-61.1(c));• Abating housing or health code violations (landlord seeks to permanently board up or demolish premises because cited by authorities/inspectors for substantial health and safety of tenants) (N.J.S.A. 2A:18-61.1(g));• Occupancy as consideration of employment (N.J.S.A. 2A:18-61.1(m));• Offenses under comprehensive drug act (N.J.S.A. 2A:18-61.1(n));• Assaults or threats against landlord or certain other persons ((N.J.S.A. 2A:18-61.1(o));• Eviction for civil violations (tenant found by preponderance of evidence that theft of property, assault, terroristic threats against landlord or member of their family, employee of landlord’s, etc.)

However, Portland has declined substantially in terms of homelessness taking over every neighborhood, trash piles everywhere, increased crime, looting & drug use, graffiti everywhere you look & the tenant laws are very anti-landlord.

Due to the anti landlord laws & the above I'm considering moving and/or investing in Wa state.Are there any counties or neighborhoods in Wa state where cash flow is still viable, the market has upswing potential in terms of the job market & economic strength, and the tenant laws are landlord friendly?

Also note, I did look into rate and term as well as a cash out refi to put some of the equity to use and/or enable the unit to cash flow and reduce the interest rate but ultimately the current state of Seattle, their rent freezes and anti-small landlord doctrines forced my hand.Question (finally...I apologize):  Is it possible to 1031 gains from a sold property into an interest in a syndication if you're a passive investor and not the sponsor? 

I don't care if the landlord is a total slumlord; at worst, the rent should be paid directly to the court, who releases it when anti-slumlord conditions are met.

I honestly get an instant anti-boner when a lead comes from an other investor.

The NAHB in 'Solving the Lumber Crisis' suggests that current administration scale back the anti free-trade policies, specifically the import tariffs (2017 tariff was 24%) on lumber from Canada. 

I like warm belt states for long term growth way, way better than cold belt states.You have an anti-business political state, high urban core concentration for New York, and a cold belt state that is a triple Whammy.Right now suburbs are booming in warm belt states.

It is assumed by the state that any rental larger than a 1 bedroom will fall into this category at some point because of the anti-discrimination laws that prevent landlords from refusing a family because they have a child.